Your description of the land makes it appear to be in a rural area.

1031 into several SFH rentals, geographically diversified?

Look at your deed and read the legal description and what it includes.

The legal description is going to have "Random Place Lots 1-3" when I'm signing all the mortgage paperwork.

They are duplex to quads that have not been rehabbed (no flips) that are mostly purchased by investors.I place an offer based on the description and photos that if the property was as described and shown in photos would be a pretty good deal but not a great deal, but I want great deals (every investor wants great deals).  

Really what you have to do is rank what you prefer: geographic convenience or adherence to your 70% rule.

Your description of the agent sounds like he is not working for your best interest.I'm not sure the process for using another agent at this stage in the game.

@Edgar Baeza based on your description I do have some suggestions.  

I would ask for a little of clarification on your description - "small multifamily" might mean something different to me than to others.  

Or if the bulk of your 15 properties are in a single geographic area there's nothing to stop you from using 2 PM companies and seeing which one works best for your style over 12 months.